§ 123-51. Natural features; critical impact areas.

A. 

All subdivisions and land developments shall be designed to preserve and protect the natural features of the land. Natural features include existing grades and contours, bodies of water and watercourses, woodlands or large trees, street shade trees, scenic or historic points, pedestrian walks and bridle trails that have been in public use and other community assets.

B. 

In addition to the above, plans should be designed to minimize the disturbance of critical impact areas. Critical impact areas are environmentally sensitive features or conditions, including but not limited to stream corridors, streams, wetlands, estuaries, slopes greater than 15%, highly acidic or highly erodible soils, areas of high water table, mature stands of native vegetation and aquifer recharge and required discharge areas.

C. 

The required planting plan shall show all critical impact areas and shall include a statement of the impacts upon critical areas of the plan. Tree cutting shall not be started until the planting plan is approved by the Board of Supervisors.

D. 

The burden shall be on the developer to justify any material changes in the natural features of the land by satisfactory proofs that subdivision or land development would not be feasible without such changes and that there are no practical alternatives. The fact that subdivision or land development would involve greater expense or less density because of the maintenance of certain natural features will not in and of itself be considered a justification of changes in such features.

E. 

Limit of contract. Where the applicant is offering for dedication, or is required by ordinance to establish a reservation of open space or preserve an area of scenic or historic importance, a limit of contract, which will confine excavation, earthmoving procedures and other changes to the landscape, may be required to ensure preservation and prevent destruction of the character of the area in open space.

F. 

Preserved landscaping. Natural features proposed to be preserved may be used to satisfy landscaping and buffer requirements when the preserved plantings are comparable to the required improvements.

G. 

Topsoil preservation.

(1) 

Removal.

[Amended 12-20-1990 by Ord. No. 368]

(a) 

Residential development. The developer shall strip back from each residential lot and retain on each residential lot all topsoil from the lot. There shall be no release of excess topsoil permitted until each lot shall be graded with a minimum of eight inches of topsoil after examination by the Township Engineer.

(b) 

Commercial/industrial development. After final grading, there shall be a minimum of eight inches of topsoil on the entire site other than that portion of the site where there are buildings or other impervious surface coverage. There shall be no release of excess topsoil permitted from the site until examination by the Township Engineer.

(2) 

All areas of the site shall be stabilized by seeding or planting on slopes of 10% or more, and planted in ground cover on slopes of 20% or more, provided that rip-rap shall be utilized for banks exceeding 25%.

[Amended 8-10-1992 by Ord. No. 384]

H. 

Natural resources preservation. All applications for subdivision and land development must comply with the provisions of Part 9 of this chapter. Where the contents of this provision are in conflict with other chapters of the Township Code, the stricter requirements shall be used.

[Amended 8-10-1992 by Ord. No. 384; 3-19-2009 by Ord. No. 576]

Editor's Note: This ordinance also repealed former Subsection I, Compensatory planting, which immediately followed this subsection. See now Art. XXIII, Natural Resources Protection.